With less maintenance, you could focus your time on other, higher producing activities.4.

But that still produces 20%+ long term gains....

It's a veggie according to a produce guy and a fruit according to a botanist.

I bought two cabins with it that have been producing $75 to 85K a year since 2013, so it was worth it.That doesn't sound like the situation that you are in.  

Leverage allows RE to produce inflated returns.  

I want to make sure this process happens in the right order, so i dont lose my *** and instead have a beautiful income producing asset.

Do everything you can to pay down the debt, and work on side hustles that actually produce income to help accelerate the process.

You're $80k - $170k range is pretty wide, and I'd be surprised if anything over ~$130k ARV actually produces net cash flow assuming 75% LTV on a refi.

(We have fixed up 3 houses now and primaries not fix and flips and really enjoyed it) my job also works 1/2 the year so I have plenty of free time for rehabs.Option 2, just purchasing a long term rental with the cash out but this will produce a negative cash flow due to the cost to rent in the springs area and $0 down.

This book offers a non-traditional approach to a mindset shift that is conducive to producing massive results.The Richest Man in Babylon also isn't real estate specific but reading this book multiple times on your climb up the financial ladder yields different perspectives.